Hays County

Uhland Mortgage Broker: Home Loans Between Kyle and Lockhart

Uhland has one of the lowest combined tax rates in the Austin–San Antonio corridor — roughly 1.75% to 2.10% — and it sits directly between two of the fastest-growing markets in Texas.

It also straddles a county line, which is the first thing anyone buying here needs to sort out, because it changes the tax rate, the appraisal district and the title work.

Median prices run $275,000 to $310,000. Here is what to verify before you offer.

The county line

Uhland sits on the boundary between Hays County and Caldwell County. Properties fall in one or the other, and that determines:

• Your combined tax rate, which differs between the two
• Which appraisal district holds the record and receives your homestead exemption filing
• Which county's records your title work searches
• Which county permits a septic system, if the property has one

The difference is not academic. Two properties a few hundred yards apart can carry meaningfully different rates.

Confirm the county from the parcel record, not from the listing or the mailing address. Listings get this wrong on boundary properties regularly, and a mailing address does not establish jurisdiction.

Once you know the county, verify with either the Hays Central Appraisal District or the Caldwell County Appraisal District.

Why the rate is low

Uhland is a small city with limited municipal services, and — unlike the master-planned developments in Kyle and Buda — most of it sits outside MUD and PID districts.

No bond-financed utility infrastructure means no assessment on top of county, school and city rates. Much of the area uses private wells and septic systems instead of municipal utilities, which is exactly the trade that keeps the rate down.

On a $290,000 home, the gap between Uhland's roughly 1.9% and a Kyle PID neighborhood's 2.85% is about $230 a month. Over thirty years that is substantial, and it is the strongest argument for buying here.

Well and septic, which is most of the housing

Because Uhland is largely not on municipal utilities, the inspections matter.

Private wells. Lenders generally require water quality testing before closing — bacteria and nitrates at minimum. FHA, VA and USDA apply stricter standards than conventional, including minimum separation between the wellhead and the septic drain field. Older rural properties where both were installed informally sometimes fail that separation, and remediation takes time.

Septic (OSSF). Permitted through Hays or Caldwell County depending on which side of the line you are on. Lenders want evidence the system is permitted and functional; some programs require inspection. Unpermitted systems are common on older rural property and must be resolved before closing.

Start both at the beginning of your option period. These are the most frequent cause of a delayed closing here, and they are a scheduling problem rather than a hard one.

USDA, which covers most of the area

Much of the land around Uhland is USDA-eligible, meaning 100% financing with no down payment for buyers within income limits.

At Uhland price points combined with the low tax rate, this is arguably the most cost-effective way to buy a home anywhere in the corridor.

Verify eligibility by address — the map is drawn parcel by parcel and revised as development spreads north from Kyle. Income limits are moderate-income thresholds by county and household size. Most lenders look for credit around 640.

Acreage

Uhland properties frequently come with land, and that changes the appraisal.

Appraisers need comparable sales with similar acreage, and in a thin market that is genuinely difficult. Expect more variance and more conservative valuations than in a subdivision.

Outbuildings often contribute less than they cost. A barn or shop may add far less appraised value than its build price.

Agricultural valuations do not transfer automatically. A property taxed on productive agricultural value rather than market value pays dramatically less, and losing that valuation on sale or change of use can trigger a rollback assessment covering prior years. Confirm the status with the relevant appraisal district and talk to a tax professional before closing — this is a five-figure surprise when it lands.

Where people buy

Cottonwood Creek and Arrowhead are the small established subdivisions.

The High Road corridor and the surrounding county roads hold the acreage properties, where USDA eligibility is highest and where well and septic considerations apply.

Newer scattered construction has appeared as growth pushes south from Kyle, and these properties generally finance more simply — municipal-style utilities in some cases, newer systems, and better comps.

Programs

USDA first where eligible — zero down.

Conventional at 3-5% down where USDA does not apply.

FHA at 3.5% down with flexible credit standards, though note FHA applies stricter well and septic standards than conventional, which matters in a market this rural.

VA for eligible veterans — zero down, no mortgage insurance, plus the Texas disabled veteran property tax exemption, which against an already-low rate produces a very small carrying cost.

Renovation loans where an older rural property needs work to meet program condition standards.

Down payment assistance through TSAHC and TDHCA. More on assistance.

The area

Uhland was founded in the 1880s along the San Antonio and Aransas Pass Railway, and named for the German poet Ludwig Uhland — a reflection of the substantial German settlement across this part of Central Texas in the nineteenth century.

It has stayed genuinely small. The appeal is open land, dark skies and quiet, within a short drive of everything.

Kyle is about ten minutes north, San Marcos fifteen minutes southwest, and Lockhart — with the best barbecue in Texas — about fifteen minutes southeast. Downtown Austin runs roughly 35 to 45 minutes via I-35 or SH 130.

The SH 130 corridor has changed the calculus here considerably, putting the airport and the eastern employment corridor within practical reach without touching I-35.

Not sure which fits? Compare every loan program we place.

Frequently asked questions

Is Uhland in Hays County or Caldwell County? Both — the city straddles the line. Confirm from the parcel record, because it determines your tax rate, appraisal district, title search and septic permitting authority.

What are property taxes in Uhland? Combined rates typically run 1.75% to 2.10%, among the lowest in the corridor, largely because most of the area sits outside MUD and PID districts.

Can I buy in Uhland with no money down? Often yes. Much of the area is USDA-eligible at zero down within income limits, and VA is zero down for eligible veterans. Verify USDA by address.

Do I need a well inspection? If the property uses a private well, generally yes — water quality testing at minimum, with FHA, VA and USDA applying stricter standards including well-to-septic separation requirements.

What if the septic system is unpermitted? It generally must be resolved before closing, which can take weeks. Start the inspection early in your option period.

Does buying acreage change my loan? It can. Appraisers need comparable sales with similar land, which is hard in a thin market, and agricultural valuations do not transfer automatically — losing one can trigger rollback taxes.

How far is Uhland from Austin? Roughly 35 to 45 minutes via I-35 or SH 130. Kyle is ten minutes, San Marcos fifteen, Lockhart fifteen.

Confirm the county, then the USDA map

Two checks decide the Uhland math: which county the parcel sits in, and whether the address is USDA-eligible. Both take minutes and both change the payment materially.

Start your application · Run the numbers · Call 737-347-1314

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